Signing the lease is the easy part. Between “here are your keys” and “we're open” sits the buildout — and for first-time business owners it's where budgets and timelines go to die.
We've built out everything from offices to a full entertainment venue with epoxy floors and game areas (it's on our projects page). Here's how to run yours without the horror stories.
Start before you sign: the lease matters
- TI allowance — negotiate tenant-improvement dollars; even modest allowances offset real cost.
- Who owns what — clarify whether HVAC, electrical service and the roof are landlord or tenant responsibility.
- Approval rights — most leases require landlord sign-off on plans; build that time into your schedule.
- As-is condition — get the space inspected before signing. An undersized electrical service or dead HVAC unit is a five-figure surprise.
The buildout process
- Space planning and design — layout, code review (occupancy, exits, ADA), and finishes.
- Permits — commercial work in Lafayette/West Lafayette requires plan review; timelines vary by scope, so file early.
- Rough construction — walls, electrical, plumbing, HVAC modifications.
- Finishes — flooring, paint, millwork, lighting, signage.
- Inspections and certificate of occupancy — you can't open without it.
A realistic small-to-mid buildout runs 6–12 weeks of construction after permits; larger or restaurant-grade spaces run longer.
What drives commercial cost
- Plumbing-heavy uses (restaurants, salons, medical) cost multiples of dry uses (offices, retail).
- HVAC and electrical upgrades to support your equipment loads.
- ADA compliance: restrooms, ramps, door clearances.
- Finish level — a client-facing showroom vs. back-of-house warehouse.
Why local matters
Commercial jobs live and die on inspection relationships and response time. A local GC who knows the Lafayette permit office, shows up same-week when something needs fixing before an inspection, and sequences trades tightly will beat a bigger out-of-town outfit on schedule every time. That's the lane JPL's commercial work lives in.
Frequently Asked Questions
How long does a commercial buildout take?
Small offices/retail: 6–10 weeks of construction after permits. Restaurants and complex spaces: 3–6 months. Permit and landlord-approval time comes on top — start planning the day you start lease negotiations.
What is a TI allowance?
Tenant Improvement allowance — money the landlord contributes toward your buildout, usually quoted per square foot. It's negotiable, especially on longer leases.
Do I need an architect?
For structural changes, occupancy changes or most restaurant work, yes — stamped plans are required for permits. Simple cosmetic buildouts often don't. We'll tell you which side of the line your project falls on.
Can you work nights so my business stays open?
Yes — for renovations of operating businesses we schedule around your hours, contain dust, and keep exits and customer areas safe throughout.